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Who is responsible for an EICR on a commercial property?
Landlord or tenant, what the law actually says, how often to test, and the other checks a commercial building needs.
The short answer
Whoever controls the electrical installation. Under the Electricity at Work Regulations 1989, employers and the self-employed must make sure electrical systems are maintained so as to prevent danger, so far as is reasonably practicable, for the parts within their control. On a commercial property, the lease decides who controls which part.
No regulation uses the words “EICR”. But a periodic inspection and test to BS 7671, written up as an Electrical Installation Condition Report, is how landlords, tenants, insurers and the Health and Safety Executive expect you to show the installation has been maintained. HSE’s guidance is that installations should be tested often enough that there is little chance of deterioration leading to danger.
Landlord or tenant: who usually does what
| Set-up | Usually responsible | Notes |
|---|---|---|
| Whole building let on a full repairing and insuring (FRI) lease | Usually the tenant | Check the lease for any parts the landlord keeps |
| Unit in a multi-let building | Tenant for its own unit | Landlord for common parts, risers, shared supplies and landlord’s plant |
| Internal repairing lease | Split by the lease | Usually tenant inside the unit, landlord for the structure and main supply |
| Serviced offices or managed workspace | Usually the operator | The occupier looks after its own plug-in equipment |
| Owner-occupied business premises | The owner, as employer | Under the Electricity at Work Regulations 1989 |
| Shop or office with let flats above | Lease decides the commercial part | The flats need their own five-yearly EICRs by law |
This is the usual position, not a rule. The lease is the document that decides it; if it is unclear, ask your solicitor or surveyor. A landlord may still owe a duty of care to tenants and visitors for parts it controls.
How often
Electrical Safety First recommends an inspection at least every five years for businesses. Some premises are tested more often because of how hard the installation works or who uses the building. Your last EICR states the date of the next one, and insurers and lenders can set their own conditions. If the business, the layout or the load has changed since the last report, test sooner.
The other tests a commercial building usually needs
- Emergency lighting: a monthly function test and an annual full-duration test, to BS 5266-1. See emergency lighting testing.
- Fire alarm: servicing at least every six months, to BS 5839-1. See fire alarms.
- Portable appliances: HSE sets no fixed interval; check and test based on the risk. See PAT testing.
We can do all of these on the same visit, so you get one set of paperwork.
What happens if the report is unsatisfactory
An EICR codes each problem: C1 means danger is present and must be made safe straight away; C2 means potentially dangerous and urgent; C3 is an improvement recommendation; FI means further investigation. Any C1 or C2 makes the report unsatisfactory. If we find a C1, we make it safe before we leave, with your agreement, and you get a fixed price for the rest with the report.
Commercial testing we have done
At Fonthill Care Home in St Albans we tested a large installation board by board while the home stayed open, then carried out the follow-up works. We also work in offices, shops, churches, schools and industrial units across Hertfordshire and London. See commercial electrical testing and commercial electricians in St Albans.
Questions about commercial EICRs
Is an EICR a legal requirement for a commercial property?
No law names the EICR. But the Electricity at Work Regulations 1989 require electrical systems to be maintained so as to prevent danger, so far as is reasonably practicable. A periodic inspection and test to BS 7671, recorded on an EICR, is the usual way to show you have done that.
Who pays for the EICR, the landlord or the tenant?
Whoever is responsible for the installation under the lease. Under a full repairing and insuring (FRI) lease that is usually the tenant for its own premises. In a multi-let building the landlord usually tests the common parts and landlord’s supplies, and may recover the cost through the service charge. Always check the lease.
How often does a commercial property need an EICR?
Electrical Safety First recommends at least every five years for businesses. Some premises are inspected more often, such as industrial units, leisure venues and places with heavy public use. The previous report states when the next inspection is due, and your insurer may set its own requirement.
Do I need an EICR at the start of a lease?
It isn’t required, but it is sensible for both sides. A report at the start records the condition you took the premises in, which helps when repairs and dilapidations are discussed at the end.
There are flats above my shop. Do they need an EICR?
If the flats are let, yes. Private and social landlords in England need an EICR at least every five years for each let home, separate from the commercial part. See landlords.
Can you test without shutting the business down?
Usually. We test board by board and circuit by circuit, and we can work early, late or at weekends so the power is only off where and when it suits you.
Sources
- legislation.gov.uk, Electricity at Work Regulations 1989, regulation 3 (duty holders)
- legislation.gov.uk, Electricity at Work Regulations 1989, regulation 4 (maintenance)
- HSE, Electricity at work: frequently asked questions
- Electrical Safety First, Recommended inspection intervals
- Frettens Solicitors, What responsibilities do commercial landlords have?
Written by SEGplc, NICEIC-approved electrical contractors in St Albans. Last updated 26 October 2026. This is general guidance, not legal advice.
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